74 st pauls road, staines uopn thames, TW18 3HH

‘Erection of a two storey detached dwelling’

Authority: Runnymede Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Langford-Tejrar K

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the surrounding area
Whether the proposal would provide adequate standards of living conditions for future occupiers of the development
Whether the proposal is appropriate development for an area at risk of flooding, and, if it is, whether the development would be safe for its lifetime without the risk of increasing flooding elsewhere

What decided it

The proposal failed to satisfy the sequential and exception tests required for development in areas at risk of flooding, with the limited public benefit of a single dwelling unable to outweigh the substantial flood risk harm.

Plan policies cited: Policy EE1, Policy EE13

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
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